Look in you legal notices for sheriffs sales and often times they are selling items to help a creditor collect.

Only item to add, I require a signed rental application for any tenant living in the property.

Capital items (e.g., roofs, furnaces) have to be depreciated, even if that money is spent after the property is rent ready.I believe rental income is not subject to SET (self employment tax - medicare and social security.)

One of the repair items in my letter is to "uneven sidewalk" that is due to the neighbor's tree roots lifting the neighbor's sidewalk section adjacent to the "uneven" area.

Neither the customer name nor the items sold are retained.

I'm not sure how much such a replacement costs, however there are several fairly liberal safe harbor provisions that will allow you to expense many items so you don't ordinarily need to capitalize them.

I noticed in the existing leases (and most form leases) that there is an item about storage of unregistered vehicles.  

Always address health and safety issues that impact tenants first (smoke detectors, electrical or plumbing problems, etc), then items that could compromise the integrity of the building ( dry rot needs repaired, for example) and then tackle cosmetics.I also would not recommend you allow a tenant to do their own painting.

Once i met that reserve goal, I don't put aside anymore for those items as I've fully met my reserve. 

A title company can do the last 2 of those items so really the note would be the only item that you would need drafted.